@Grace Ng As far as you question on "how long properties stay vacant", you can break that down to 5 other questions.  

@Albert Ng good idea Albert

Had I not been experienced my most recent purchase looked like a dog with $12K in heating expense, it's been under $3k after a new NG boiler. 

lat=33.752178&listing_id=20976468&long=-84.25515000000001&market=atlanta&sst=&v=8&zoomLevel=17Or, you can fix it yourselfhttp://www.redfin.com/GA/Decatur/3231-Canary-Ct-30032/home/23834884 Note the AC is missing, paneling on the walls, old kitchen, maybe an older roof, but you'd likely come out less than $70k.

I have converted most of our properties to NG on-demand tankless.

thanks @Cody L., at 190k purchase price the cash on cash would be 20%. 

Thanks @Harjeet Bhatti and @Michael Ng

I would have never known I had that credit unless I had called in because NG certainly wasn't going to go out of their way to inform me.  

Douglas Snook Rich Ng .

@Rich Ng thanks man.. appreciate it!!!